Model valuation£417,0008 Busby Close
Local market context
12 Broad Acres, Haxby, York, YO32 3WL
Extendable1 planning record
Estimated value
£454,000
- Since the 2021 sale (£410,000)+11%
- Against YO32 3WL's recent median (£455,000)0%
Newest record on this page: July 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Bathroom
1
Floor area
133 m²
1432 sq ft
Energy rating
D
Score 66
Council tax
Band D
Tenure
Owner Occupied
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£454,000
- Against its 2021 sale (£410,000)+11%
- Against YO32 3WL's recent median (£455,000)0%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Broad Acres is modelled from its 133 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in YO32 3WL. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
133 m² from the EPC lodged in April 2021
Sales of this home
2 sales recorded, the latest in 2021
Recent sales in YO32 3WL
5 sales, median £455,000 (2023–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
Price for 12 Broad Acres has grown more than fourfold since the 1995 starting point.
Sales timeline
22 June 2021Most recent
£410,000
+412.5%over 25 years18 December 1995
£80,000
Median price across the last 5 sales in YO32 3WL: £455,000 (2023–2016).
Nearby sales in YO32 3WL
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks Report.
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 12 Broad Acres
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Broad Acres is a three-bedroom detached house in Haxby, York, York (YO32 3WL). It has a recorded floor area of 133 m² (around 1432 sq ft), construction records dating it to 1976-1982 and council tax band D. The latest certificate (April 2021) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 78). Our model identifies extension potential, subject to local planning policy.
One planning record on file: an extension approved in 2003. Past consents include an extension, meaningful when judging how the property has evolved. At 133 m² it's 23.1% larger than the typical home in the postcode (108 m² median across 7 EPCs). Across 1995–2021, sale prices on this property compounded at 6.6% per year. Today's modelled estimate of £454,000 is 10.7% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£286/sq ft) was about 74.3% above the typical sold price in the postcode. Sold June 2021 for £410,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms3
- Bathrooms1
- Dining roomYes
Outside
- Private gardenYes
Building
- Extension potentialPossible
Before you decide
Everything you need to know about 12 Broad Acres
The true value, the hidden risks and the full sale history, in one report.
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate
Apr 2021EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 27 April 2031
Planning history
Applications and permits filed against 12 Broad Acres, Haxby, York, YO32 3WL, sourced from the PlanIt planning register.
12 Broad Acres has an approved rear extension on the planning record.
1 application on record at 12 Broad Acres, Haxby, York, YO32 3WL
1decisions1extensions3documents1nearby
- Aug 2003ExtensionFullOutcome in report
Extension: Rear of property
Re submission of 02/1421/Ful-for erection of pitched roof first floor and ground floor rear extensions
- Documents
- 3 docs on file
- Reference
- 03/02084/FUL
Unlock 12 Broad Acres, Haxby, York, YO32 3WL's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 1 notable nearby
- The 3 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Broad Acres homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 12 Broad Acres runs comfortably ahead of the street norm.
Price per m²
£3,083
Street avg £3,423
Floor Area
133 m²
Street avg 117 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
5.4 t/year
Street avg 4.0 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the York district page.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
132/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Oak Tree Lane — bus stop.
Closest school
0.4 km
Headlands Primary School. 8 schools nearby.
Nearest schools
- Headlands Primary SchoolPrimary417m
- Wigginton Primary SchoolPrimary1.0km
- Ralph Butterfield Primary SchoolPrimary1.3km
- Joseph Rowntree SchoolSecondary1.4km
Nearest stops
- Oak Tree LaneBus stop108m
- Old Dike LandsBus stop128m
- Oak Tree Lane ShopsBus stop274m
- Wheatfield LaneBus stop382m
Most reported crime locally
- Violence & Sexual Offences513 reports32%
- Anti-social Behaviour496 reports31%
- Shoplifting157 reports10%
- Criminal Damage & Arson112 reports7%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around YO32 3WL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.2dB
Night-time· 23:00 – 07:00
37.6dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Late 20th centuryDetached HouseEPC DExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£373k
1 Abelton Grove, Haxby
YO32 3HP
3 bed
£373k
1 Cyprus Grove, Haxby
YO32 3ZS
3 bed1 bath
£302k
1 Birch Lane, Haxby
YO32 3RP
3 bed1 bath
£479k
1 Appleby Glade, Haxby
YO32 3YW
4 bed1 bath
£533k
1 Folks Close, Haxby
YO32 3SP
4 bed2 bath
£565k
1 Farmstead Rise, Haxby
YO32 3LL
4 bed
£268k
1 Chatsworth Drive, Haxby
YO32 3QS
2 bed1 bath
£263k
1 Falcon Close, Haxby
YO32 3NY
2 bed
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Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 12 Broad Acres is modelled from its 133 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in YO32 3WL. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 2 sales are recorded for 12 Broad Acres. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 12 Broad Acres was lodged in April 2021 at band D and is valid until April 2031. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 12 Broad Acres. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 12 months, which places each incident at an approximate point. The 8 schools and 30 stops listed are measured in a straight line from YO32 3WL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Broad Acres is in council tax band D. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 12 Broad Acres, Haxby, York, YO32 3WL. Each answer is also embedded as structured data for search engines.
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- Every home in YO32 3WLSold prices, values and energy ratings for the postcode
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- 12 Broad Acres, Haxby, York valuationHow the estimate is built and what moves it
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